If you're debating whether to buy a flat in a georgian house

[atlasfever]

Hi,

I thought I'd share some comments to anyone who was in my shoes (a year back) when I was debating the idea of purchasing a flat in a period building.
Background: Conversion property, Full 1st Floor of a Georgian townhouse, central london, grade 2 listed

I've only lived here for 2 months, but here's my feeling so far:

Proportions/layout: Pro: high ceilings, large windows, character Cons: 2013 practicalities missing such as a closet by the entry door, odd layouts (bedrooms off of main rooms

Structure: I understood these old buildings to be rather solid, etc which may be true but: Pro: Not sure yet, but been here for 200 years so must be strong Con: Floors above and below are timber and even with soundproofing to the floor (absorbalay), sound easily travels (note: was not allowed to soundproof ceiling b/c listed building/cornice. Same for the walls, and shared staircases are super noisy. They are, naturally old, and creek and joists run across building, so vibrations travel.

Windows: The old debate about double/single glazing. I have single glazing and can't get double so only solution is brushes/window seals. Secondary glazing is not an option for my property (or shutters wouldn't work)---- make sure you're fine with this before you buy. Sound travels and quite not 2013 standard

Fireplaces: They can be expensive to refurb but do look rather amazing. I had to learn to live with having fireplaces in odd spots (i.e. small bedrooms or bathrooms) as it's listed, etc . So accept and move on.

Colours/paint: I didn't want a period look. The flat was in terrible condition so I did like for like skirting/wood work fixes, and went for a modern finish with paint. Note: Attention to your shutters. It was very, very expensive to refurbish the shutters. They needed serious care, and wow, it cost. There is the stripping/refurbishment costs and then there is the repainting. Wow.

Cornice: Make a decision as to whether you want to just add another layer of paint and have that old look, or (if like me), you like the crooked or old feel but you want to strip it to get the detail back... and it's super expensive. I mean, super expensive. Looks good in the end, but budget needs to be deep. I'll repeat, final result is gorgeous but it's EXPENSIVE.

There are lots of other elements, and learnings. I'll add if it's of interest.
I would summarize that there is a real charm to these properties, but so far, I think my view is that these conversion flats don't achieve a good standard of living --- they would make really good floors within one single family dwelling house, exactly what they were meant to be --- In comparison to purpose built flats. Unfortunately, if you are in the situation that I found myself in last year, you will be one who wants to live centrally and there are just very, very few new builds, so the only option is to go for a period build. People love to say that since you make the choice, you can't complain, but that is so reductionist -- And, it's not about complaining anyway. Just ask yourself if you're fine with some of the cons that I mentioned and if you will enjoy the pros.

Cheers.

 

[LadyArowana]

What a co-incidence to read your post, I was walking through the west end yesterday and looking at the buildings and wondering how your project had progressed. I'm glad you got everything completed and are in residence. Your thoughts on the issues of conversions seem sensible. Also ( as Joce and Chris have found ) there can sometimes be conflicts with other leaseholders in a shared ownership building, particularly surrounding contentious things like big repair/ refurbishment projects for common parts.

PS. any chance of some pictures, you know how we all love pictures

 

[JoceAndChris]

Very much agree with the points you make; just the same in our Victorian conversion in Highgate where we lived a number of years. Noise travelling, noise of the street from single skin windows, but most of all, an astonishing lack of space compared to how we are now. We became blissfully unaware of the noise over the years ( I can't stand it now!) but the lack of space became more and more of an issue.

I loved living in Central London as a youngster, I lived in Goodge St and partied hard, so am now more than happy to exchange all that for country pleasures. I've absolutely no "cons", as you put it, for swapping the flat for an entire Georgian villa with sweeping views and no neighbours. But of course it isn't for everyone; I firmly believe that most of us seek out the type of environment we had in childhood, if that childhood was a fairly happy one. The country bumpkins come back to the country and that's what we've done. London types stay there.

Glad the project got finished, and many congratulations! Finishing is something most of us never achieve so you can feel proud. I feel sorry that you had massive costs on really very simple jobs that are easy to DIY, but you clearly have no time, and at least it all got done.

Enjoy your flat and location, I think the niggles of things fade as we adjust. As LadyA says pics would be really welcome.

 

[MrightE27]

Hello

If you are interested in period property or Georgian homes, you can try the following London based online estate agency:

http://www.rightestate.co.uk/

They cover the whole of the UK and are able to quickly find whatever you are looking for.

 

[atlasfever]

Hello,

Yes, I will post some photos, just that I'm living in boxes at the moment, so need to build some wardrobes and then a photo will actually show it.

Regarding neighbours, this is true. I can appreciate that it's a pain for other neighbours (in a block of flats). However, I'm also shocked at how nosey people are --- I have come to the conclusion that I must lead an extremely interesting life, I mean, extremely interesting life because I really don't care what my neighbours are doing, nor the colours of their paint, etc. I kept noticing that neighbours were peeking through door jams, or just walking in if the builder had propped open the front door. So weird.

The one thing that is annoying, though not limited to a georgian/listed/old flat I guess, is cracks in the paint. I had the walls plastered and then painted single coat for about 2 months before I every did the rest of the paint, but still, just today, I found two large cracks on the wall. Such a bummer. Frankly, I regret not just removing the old plaster, listed or not, and putting up plaster board. Maybe that cracks too, but heard the plaster bonded to supporting brick walls cracks the most.

 

[LadyArowana]

Regarding neighbours, this is true. I can appreciate that it's a pain for other neighbours (in a block of flats). However, I'm also shocked at how nosey people are --- I have come to the conclusion that I must lead an extremely interesting life, I mean, extremely interesting life because I really don't care what my neighbours are doing, nor the colours of their paint, etc. I kept noticing that neighbours were peeking through door jams, or just walking in if the builder had propped open the front door. So weird.

Honestly that would so be me. I cannot resist having a look at other people's houses. It's not that I am nosy about them and their life, it's just that I like to see how people use the space and what decor decisions they make etc. Rather like looking at a magazine, but in 3D. I don't know if it's more of a "girl" thing ( apologies for the blatant sexism ) His Lordship doesn't do it, well, not unless I say "oooh look they have elephants". When I stayed in our house in Bath the tourists always tried to have sneaky peek if the shutters or front door were open, and I would say mostly ladies, although I did chat to one man who was looking for a specific building which used to be behind our house but is long gone. One rather nice couple I invited in for a tour, as they were thinking of relocating from Manchester and hadn't managed to view anything townhouse wise on that trip.

Us "nosies" do sometimes get our comeuppance though, I once collided with a piece of street furniture while checking out a nice living room in the early evening when they hadn't closed the curtains

 

[JoceAndChris]

A tiny sand, a smear of Polyfiller OneFill, a 1/2 inch brunch and 2 light coats of paint, crack gone. If you want to do a more thorough job you could run the scraper into the crack and gouge out a bit, then fill, and paint. It's a really simple little job and if you hate cracks something that needs doing every 5 yrs or so.

And yes, I'm equally nosy!

 

[Zebra]

a 1/2 inch brunch

That doesn't sound like nearly enough!

 

[JoceAndChris]

:lol: :lol: I could do with a few more 1/2 inch brunches though!

 

[Moo]

Unfortunately, if you are in the situation that I found myself in last year, you will be one who wants to live centrally and there are just very, very few new builds, so the only option is to go for a period build.

I must say that I find that very surprising indeed. I don't know, of course, what your definition of 'Central' is, but there's been an amazing amount of residential development along the Thames recently, all the way from Woolwich to Vauxhall Bridge and beyond. In fact I'd go so far as to say that people looking for new builds in Central London are spoilt for choice!